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<br />Eugene Code <br /> <br />General Office, to support the transition from residential north of 24th Place to <br />commercial south of the subject lot. . . <br />(2) The southeast corner of the block between 18th and 19th, Oak and Willamette <br />is currently zoned R-3 and occupied with low-density residential uses. This <br />four lot area faces residential development across Oak Street and across 19th <br />Avenue. The uses on the remainder of the block are office or commercial but <br />are oriented toward Willamette or 18th Avenue. This study recommends that <br />the Metro Plan be refined to support the continuation of medium-density <br />zoning as an appropriate use for these parcels. Additionally, traffic projections <br />for a two-way Willamette Street indicate a 3000 vehicle decrease on Oak <br />between 18th and 20th, which also supports the continuation of the integrity of <br />residential uses in the area. <br />(3) The School District-owned Civic Stadium and bus garage property is <br />appropriately designated for medium density residential development on the <br />Metro Plan Diagram, but should remain zoned Public Land as long as the <br />Civic Stadium use remains. <br />(4) Commercial or office zoning along Willamette between"19th and 24th Place . <br />should not be expanded. The area should appropriately remain in residential <br />uses as it is designated in the Metro Plan Diagram. The traffic volumes <br />projected for a two-way Willamette in this section are approximately 12,000 <br />vehicles per day, an increase of 4,400. This level of traffic is lower than <br />several other arterial streets which are primarily residential: 18th Avenue, 11th <br />Avenue between downtown and Garfield Street, and Patterson south of 24th. <br />Staff feels that the projected increase in traffic volumes does not support the <br />conversion of residential to office or commercial uses. <br />(5) In recognition of existing mix of low, medium and high density residential uses <br />and the current zoning on the west side of Willamette between 19th Avenue <br />and 24th Place, this study recommends that the Metro Plan diagram be refined <br />to reflect a high density residential designation on parcels currently zoned R-3 <br />in the area. <br />(6) The zoning and planned use designations for the remainder of the study area <br />should remain as is. In particular, the area on the east side of Willamette <br />Street between 19th and the Civic Stadium property is an appropriate area for <br />medium density residential development. The area on the east side of <br />Willamette between 19th and. 18th is appropriately designated and zoned as <br />commercial. <br />(Section 9.9640, see chart at front of Chapter 9 for legislative history from 2/26/01 through <br />6/1/02.) <br /> <br />9.9650 <br /> <br />TransPlan Policies. <br />(1) land Use. <br />(a) Apply the nodal development strategy in areas selected by each <br />jurisdiction that have identified potential f~r this type of transportation- <br />efficient land use pattern. <br />(b) Provide for transit-supportive land use patterns and development, <br />including higher intensity, transit-oriented development along major <br />transit corridors and near transit stations; medium- and high-density <br />residential development within 1/4 mile of transit stations, major transit <br />corridors, employment centers, and downtown areas; and development <br />and redevelopment in designated areas that are or could be well served <br /> <br />9-536 <br /> <br />03/17/2006 <br /> <br />J' <br />\. <br /> <br /> <br />(" , <br />i <br /> <br />( <br />